About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| BINJAI CREST | 21 | RCR | 5* | - | 3,369 | $3,300,000 | $979 | $1,207 | Mar 2026 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,175 | $3,100,000 | $976 | $1,203 | Oct 2025 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,563 | $3,060,000 | $859 | $1,059 | Aug 2025 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,778 | $3,010,000 | $797 | $982 | Aug 2025 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,778 | $3,100,000 | $821 | $1,012 | Aug 2025 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,778 | $2,943,800 | $779 | $960 | Jun 2025 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,778 | $3,050,000 | $807 | $995 | Jun 2025 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 4,133 | $3,350,000 | $810 | $998 | Apr 2025 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,778 | $3,000,000 | $794 | $979 | Apr 2025 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,778 | $2,975,000 | $787 | $970 | Oct 2024 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,035 | $2,700,000 | $889 | $1,096 | Oct 2024 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,369 | $2,780,000 | $825 | $1,017 | Jun 2024 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,035 | $2,670,000 | $880 | $1,085 | Oct 2023 | Resale |
| BINJAI CREST | 21 | RCR | 5* | - | 3,778 | $2,930,000 | $776 | $956 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.